overflow pipe, upstairs neighbours and regulations help

January20

I live in a block of flats. All the flats have an overflow pipe that goes from the boiler in a small cupboard between the bathroom and the 2nd bedroom to exit under the kitchen window so that if the boiler overflows, the water is released outside and safely away from the building.

However, it the upstairs' flat has a broken pipe and when the windows were replaced in 2001, the window fitters fitted a panel over where the pipe exit was and now when their is a surplus of water it flow underneath the panel and straight onto my kitchen window but also into the wall. In the past year, I've had to claim on the building insurance to have the whole of the kitchen re-plastered as the tiles were coming off the wall.

That was about 18 months- 2 years ago and the owner upstairs said he had sorted the problem by re-directing the pipe to overflow into the bathroom sink (I know!!) But yesterday, the problem started again so I know he lied to me.

The property is leasehold and the management company will not help to solve the problem (ie get the pipe replaced I suppose) or give me any other help apart from making claims on the insurance.

I need to know if it is a legal requirement to have an overflow pipe in working order. I also find that in the last 2 years, I've had a great deal of damp in my flat and am wondering if this is linked (I've been here for 13 years now) and not sure which kind of specialist to contact. I'm at a loss as to what to do

Basically, I need your input to help me find a solution

southcoastrgi

Something like this...............

Dear Sirs,

I write with regard to an on going problem concerning water damage being caused to my property, the water seems to be coming from flat.... & i believe it is being caused by an incorrectly sited pipe from their pressure relief valve on their boiler, I have already made one claim against your insurance company & therefore i require this to be attended to within 14 days from the date of this letter.

As the managing agents for (block address) you are responsible for maintaining the structure of the building & any maintainence required to the communial areas, as this water leak is causing the outside wall to become wet & also causing damage to my flat with regard to damp & mould this falls under your remit of keeping the building in a state of good repair.

Therefore i require you to appoint a independant contractor to investigate the water leak from flat...., repostion the outlet of their pressure relief valve pipework so it terminates outside as per the manifacturers instructions & building regs, appoint a independant contractor to investigate the cause of dampness within my flat & agree with myself a schedule of works, I also require a copy of all of the reports from the independant contractors for my records.

I'm sure that you agree that this situation can't be allowed to continue, while i know i am responsible to repairs in my flat if any damage is caused by myself, i am not responsible for water leaks, damage to the building or dampness caused by a third party, this is your responsibility as the managing agents.

This letter has been sent by recorded delievery & i would be grateful if you can let me know within 7 days the dates & times that the contractors will be attending.

Yours Sincerly

January20

Thank you for this. I think I really need to tackle our managing company's lack of interest in the block, other than collecting their yearly fee!

Fire_Fox

Management company or managing agents? Read your long lease, this should have covenants for both freeholder and leaseholders, quote this at the powers-that-be.

As far as tacking problems if you live in England or Wales you have plenty of rights to more information so you can be a real nuisance if you are willing to write a few letters referring to the legislation.
http://www.lease-advice.org/publications/

January20

It's a management company Fire Fox.
Thanks for the link too.